In a strong Seller's market, you want to have the inspection quickly on an offer as this is the first hurdle and best to get complete early on. The inspectors are busy, and usually have two times 9 am and 2 pm and doesn't always fit into a Buyer's schedule if they have a demanding job. My favorite inspectors will always catch a Buyer up on anything found or they need to know about once a Buyer arrives at the inspection.
Do I need to attend the inspection? If it is at all possible - YES. Buyers should attend their inspections to know exactly what is going on in every part of the home. You are able to follow the inspector around and ask questions. They will show you how to change your furnace filter and show you where the main water shut off is located. They will show you what home maintenance will be needed and things to watch for.
Relocation Buyers may not be in town for their inspection, if there wasn't enough time to find the home AND perform the inspection. The inspectors provide in-depth reports on-line with photos and lots of detail on every nook and cranny in the home, and will show condition and issues that need to be addressed.
The only area the Buyers will not be able to follow the inspector is when they are on the roof. The inspector usually gets to the home an hour prior to the inspection time and inspect the exterior of the home plus the roof.
With older homes especially surrounded by mature landscaping, Buyers should think about a sewer scope to be sure the sewer line is in good condition. You never know if roots of those large trees have done any damage. This can be a huge expense if the sewer line needs to be replaced.
Do you need radon testing? We have radon almost throughout the Denver metro area and you will not know unless you have it tested. If the home has been mitigated, buyers are pretty safe, but the fans can go bad. Most warranties for mitigation systems are for ten years.
Remember the Movie - The Money Pit? Don't fall into that pit and waive a home inspection just to "win the bid", unless you have the ability and knowledge! You never know what you could find at the inspection. Even though homes look good on the surface, you need to know what is going on with the systems, so it doesn't cost an arm and a leg down the road.
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